They mainly do it because they need big syndication aquisition fees going in to keep making payroll.

Im mainly interested in the commercial side of it but residential would be great too.

It's all about where your main focus is at.

The main draw back is the funding fee. 

Mainly unpaid collections and a few liens.  

Any input would be greatly appreciated. there's a lot of ways like petitioning, confidential sale price, buying other assets to offset and depreciating them in year one, etc. but the main way I would do it is to invest in ground up developments with tax abatements which pushes even higher cash flow and then to keep them as retained earnings or in a non taxable structure depending on your equity position.

Each company will have different rates, guidelines, overlays, etc. which is the main thing to look for when it comes to the company itself.

The area I am targeting is a vacation destination that is rather seasonally resilient (working theory backed by decent to moderate research so far).If I can get past the zoning hurdle specific to mainly "wastewater" - referring to the collection of the toilet, shower, and sinks discharge - I want to purchase 10+ acres that allow me to scale to something quite significant in time. 

A lot of these properties I'm looking at, are mainly just outdated ( Fixtures, cabinets , older appliances ), needs carpet replaced, most have wall paper on the walls , needs an updated paint job both inside in out .So not really things that make it un-liveable , but just mainly need updated Which brings me to ......

Like I said though, the main point is that the federal government has LIMITED authority to create laws.